Rustico/casale
In posizione dominante e soleggiata rustico indipendente in pietra a vista da ristrutturare su due livelli. Piano terra ex stalla, piano primo fienile più terreno di proprietà.
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The description says this is a rustic stone building to restore with former stable on the ground floor and hayloft on the first floor, which strongly indicates an agricultural/storage building rather than a legal dwelling. Even before works, it is 433 €/m2 vs a 387 €/m2 baseline, and with full restoration the effective cost is far above baseline.
More on the house and the area
The little stone rustico has clear alpine-rural charm, a sunny standalone position, and its own land, so it does have dream value from the outside. But the listing explicitly says it is to be renovated, with former stable below and barn above, and there are no photos proving a livable interior. This is a romantic project rather than a usable home today.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€36,000 – €53,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
- Full renovation needed
- Currently an ex-stable/barn, not a finished home
- Only one distant photo, so interior condition is unverified
- Likely rural access/services limitations
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 68/100The cluster is in the Bergamasque Prealps, in the Valle Imagna area, with wooded slopes and small pasture clearings around the villages. The Imagna stream valley is the local river landscape. The nearest larger mountain centre is San Pellegrino Terme in the Brembana system, which has shops, services and Liberty-era spa buildings. Bergamo is the nearest city of size for daily services and transport. The area is known for prealpine walking country, small stone villages and dairy and mountain-food traditions of the Bergamo valleys.